The Property Brief — what the evidence shows. You draw the conclusion.
Confidence: Low — based on 181 comparable auction sales (1 of this exact configuration) · model runs ±20% for this configuration · confidence held at Low — under 20 same-configuration sales · thin comparable support for this configuration — read the range as wider, not as a warning · the model's typical miss is ~11% against published results — every hit and miss
Comparable auction sales
| Address | Config | Sold | When |
|---|---|---|---|
| 63a Balmain Rd | 4 bd · 2 ba | $2.4M | Sept 2025 |
| 25 Marlborough St | 4 bd · 3 ba | $2.23M | June 2025 |
Suburb risk flags
crime index: 52 — around sydney average · 9 min walk to Leichhardt North Light Rail · ~25 min light rail to the CBD · light rail ~every 6 min at peak
Where every number comes from
- Fair value: AI PropertyEye price model 2026-08-11-v5 — trained on 146,492 published auction sales; configuration-level (suburb × type × beds), not an appraisal of this exact home
- Comps: published Domain auction results for Leichhardt — suburb × configuration matches, not hyper-matched to this address
- Risk flags: suburb-level overlays (BOCSAR crime, flood/bushfire intel, aircraft bands, GTFS transit) — NOT a per-parcel assessment
Rent evidence — asking vs transacted, Leichhardt · postcode 2040
$680/week median new-tenancy rent for units in 2040 (2026Q2, 97 bonds lodged — all bedroom counts pooled).
2019Q1 → 2026Q2: $515 → $680/wk · +5% over the last 12 months (latest four quarters averaged against the previous four) — quarterly new-tenancy medians for units in 2040, all bedroom counts pooled.
Asking rents are what agents hope for; bond figures are what tenants actually signed at (NSW Fair Trading bond lodgements, CC BY). No yield % is derived here: each rent above is a different grain from this home's price, and a ratio of two grains reads as precision it doesn't have. New-tenancy rents run hotter than sitting rents. Not financial advice.
Growth trend — Leichhardt units at auction
Too few same-bed sales for a measured growth rate yet. Recent quarterly sold medians (all unit sizes — thin samples move these):
2024Q4 $1100k (5) · 2025Q1 $755k (5) · 2025Q2 $917k (5) · 2025Q3 $1160k (5)
Suburb-level, from published auction results. No single building has enough sales for a block-level series, so this is the honest grain; sales-mix shifts move raw medians, and the measured rate (when shown) controls for bed count.
Published auction results at this address
| Auction week | Result | Price | Agency |
|---|---|---|---|
| 11 July 2026 | Sold prior | withheld | Montano Group |
From Domain's published weekly auction results — individual outcomes as published; withheld prices stay withheld.
Agencies' own published sales nearby — Leichhardt, around 4 beds
| Address | Sold | Price | Beds | Agency |
|---|---|---|---|---|
| 13 North Avenue | 19 Mar 2026 | $2,400,000 | 4 | Harris Partners |
| 222 Norton Street | 20 Nov 2025 | $1,760,000 | 3 | Harris Partners |
| 102 Day Street | 16 Aug 2025 | $1,900,000 | 3 | Harris Partners |
| 48 Renwick Street | 28 June 2025 | $1,700,000 | 4 | Harris Partners |
| 17/165 Allen Street | 24 Aug 2023 | $1,960,000 | 3 | Harris Partners |
Prices as published on the selling agency's own website (their sold pages) — includes private-treaty sales the auction results never see. Only sales the agency chose to publish a figure for appear here.
Sale history — the official settled-sale record at this address
| Exchanged | Price | Change since prior sale |
|---|---|---|
| 22 Sept 2021 | $2,000,000 | — |
Settled-sale records from the NSW Valuer General's Property Sales Information. Dates are contract (exchange) dates; sales appear only once lodged, so the most recent months are incomplete and revise upward — never read the latest month as final. Two entries on one date are usually a single transaction recorded across parts. © State of New South Wales (Valuation NSW).
Planning & zoning — R1 General Residential
A mix of housing types — houses through to apartments — permitted.
Zone R1 (General Residential) under the INNER WEST LEP, from the NSW ePlanning layers at this address's geocoded point — a guide, not a parcel-level legal check. Confirm the exact lot at the NSW Planning Portal.
Development applications — at & near this address
| Where | Proposal | Status | Outcome | Est. cost | Lodged |
|---|---|---|---|---|---|
| ~85 m · Land Adjacent To 99a Norton Street, Leichhardt | Signage, Telecommunications And Communication Facilities | Determined | Approved | $26k | 2022-05-13 |
| ~130 m · 63-65 Norton Street Leichhardt 2040 | Advertising And Signage, Recreation Facility (Indoor) | Under Assessment | not on record | $8k | 2026-07-20 |
| ~135 m · 9 Prospect Street Leichhardt 2040 | Dwelling House, Alterations Or Additions To An Existing Building Or Structure, Semi-Detached Dwelling · 1 new dwelling | Determined | not on record | $316k | 2024-02-09 |
| ~150 m · 102 Norton Street Leichhardt 2040 | Restaurant Or Cafe, Co-Living Housing · 20 new dwellings | Determined | not on record | $3.47M | 2023-07-12 |
Development application data © NSW Department of Planning and Environment, used under CC BY 4.0. Matched at this exact address or within ~150 m of its geocoded point — proximity evidence, not a parcel-level check. Lodged means proposed, not approved or built. Outcome comes from a separate NSW dataset that stops in Nov 2023: applications determined after that, or still undetermined, read “not on record” — which means we don't know, never that it was refused. “Status” is the council's own workflow state and “Determined” on its own does not say which way it went. Verify any application on the NSW Planning Portal.
Construction risk — what no listing tells you
Building Commission NSW / Strata Community Association 2023 Strata Defects Survey: 53% of newly registered strata buildings reported at least one serious defect in common property (39% in the 2021 survey). Defects are common, not exceptional — and new does not mean safe (Opal Tower was under a year old).
Get an independent structural and strata inspection before you commit — the defect base rate makes it the single highest-value dollar in the purchase.
We cannot see inside a building — no one can from public records. This section states base rates and observable adjacency only, and will never call a building safe.
The building — its registered strata scheme
Strata plan SP66680 registered 2001 — the building is at least 25 years old · 7 lots in the scheme (small scheme — levies and decisions shared among few owners).
Registration is an age floor, not a build date — a converted building is older than its strata plan. Scheme records from the NSW Strata Hub. © State of New South Wales (Spatial Services, a business unit of the Department of Customer Service NSW). For current information go to spatial.nsw.gov.au.
School catchments
Leichhardt PS (primary) · SSC Blackwattle Bay (secondary)
10 primary schools within 2 km · ICSEA ~1122 — the socio-educational advantage of the school community (My School, national average ~1000): a demographic measure, never a results or quality score.
NSW DoE intake zones at this address's geocoded point — tighter than a suburb-level guess, but geocodes carry a few metres of error and boundaries change with reviews. Verify the exact address at School Finder. Intake zones cover government schools only.
Want the numbers agents don't volunteer?
Check any Sydney suburb free — Market Mint market-conditions readout, live median, clearance trend and the price model — at aipropertyeye.com. No sign-up for the suburb check; the full board is 7 days free.
Data from published auction results (Domain) and live portal listings. Estimates are never valuations or financial advice. Own this home and want a result corrected? hello@aipropertyeye.com.